The area immediately surrounding the school was university-centric, but there were some undesirable areas on the outskirts of the college town.In my area, the most profitable college rentals rarely hit the market.

Even though you say it passed inspection is there some issue that makes it undesirable?

Samson, I have more to add:@Justin Silverio is right, if the ARV is only 109 in this area, it's either in an undesirable neighborhood, or its out in Western MA, or maybe extremely rural

Some neighborhoods sell very slow at ANY price because they're so undesirable (especially areas that only drug dealers want to live in).

so we gutted more walls and installed more drywall and insulation.I've had to spend ~$1500 in material alone that I wasn't counting on, just for the 3rd floor drywall and insulation...Learning how to mud and tape drywall.

Similarly, our experience has found batt insulation to be undesirable for insulation of floors over unconditioned basements/crawlspaces, but mostly due to is propensity to capture and retain moisture and that it's insulation density is insufficient to provide an adequate thermal barrier in the 8-12" typically afforded by the floor joist system (the 8-12" measurement includes the 1.5-2" rigid board layer spanning the underside of the joists themselves).

Dallas has MUDs with varying costs too but the don't seem to be as numerous as Houston.

Most all of them focus on the more undesirable areas of town.I have a theory that there are some great wholesalers out there, but they work with a small number of investors in a closed group.

The combo of stairs and mud room might block off the entry and make it feel smaller than it is being tucked off to the side.

Even in Dallas, $1 million in some areas of the city may be considered undesirable listings.Good luck.